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PORTAGE COUNTY OHIO'S
FARMLAND PRESERVATION TASK FORCE REPORT
THE CONCERN - RESPONDING TO GROWTH PRESSURES
For many people, it is the rural character that makes a community an
attractive place to live. Manufacturing and industry often locate
in rural communities because of the quality of life and rural landscapes.
Often these come into conflict as farmland and open spaces disappear in
favor of development threatening not only the rural character but perhaps
more importantly, the economic viability and stability of the agricultural
industry in the county. Agriculture is an industry that contributes
significantly to the economic, environmental and social vitality of a county,
particularly in rural communities. At the same time, the -conversion
of agricultural land has long been considered a necessity for economic
development and growth.
Without planning and fore thought, there exist an opportunity for the
conversion of farmland to occur in a haphazard, unplanned pattern which
may cause increased demands upon municipal services and infrastructure.
Scattered, unplanned development that is not functionally related to adjacent
land uses is often referred to as "sprawl."
"Balancing economic growth, maintaining the economic viability of
the agricultural industry and maintaining the quality of life and "rural
character" has become an important public policy issue in Portage County."
- Steve Hudkins, Asst. Professor & Extension Agent,
Ohio State University Extension / Portage County
The Most Frequently Asked Questions
Q: WHY FARMLAND PRESERVATION?
A: There are several reasons why we should under take a farmland preservation
program in Portage County. Two primary reasons are to increase the economic
viability of agricultural producers and secondly to preserve the rural
character and quality of life for the residents of Portage County. Portage
County has been loosing on average 2,200 acres per year from agricultural
production. Maintaining farmland preserves rural character and enhances
the quality of life. Having farmland available that can be purchased at
prices where farmers can make a profit insures that agricultural production
will remain in the county.
There are many factors that contribute to the loss of farmland. A major
contributing factor is that the economic return that the farmers receive
for their products does not provide sufficient income to pay the expenses
of the farm operation and provide for a profit. The pattern of development,
(road frontage, 2.5 acre or larger lots, scattered in open fields) that
we see in Portage County, as well as the increases in development pressure,
have escalated land prices which is a major cause in the decrease in farm
profitability. Other contributing factors, such as international policy
and farm prices, also impact profitability but can not be as easily influenced
in a farmland preservation program as those cost associated with development
patterns and pressures. Patterns of development have also eroded
farmland and open spaces and contributed to the loss of Portage County's
rural character and quality of life. Quality of life and rural character
are two important factors that have been identified as reasons why people
live in Portage County.
Q: DON'T MORE HOMES GENERATE REVENUE FOR THE COUNTY BY INCREASING
THE TAX BASE?
A: Yes. New homes do generate a tax base and new residential development
can generate additional fiscal benefits for a community beyond just property
taxes. For example, wages earned by new residents generate additional
income to the political subdivision through income taxes and money spent
by new residents in the local community provides an economic “multiplier”
effect that increases local business sales and opportunities. However,
in general, for every acre of land that is developed for housing, the cost
to supply services such as police, fire, roads, schools and other publicly
funded services is greater than if that acre of land remains in agriculture
or even is developed for commercial or industrial uses. The primary cost
is for schools where there is not capacity in the current school to accommodate
the additional children in the developing areas served by that school district.
The determination of the exact benefit is difficult since they depend on
many aspects that are specific to an individual community, including the
population and characteristics of the new and existing residents, the amount
of excess capacity with schools and other public services, and the rate
of growth.
Q: DO WE NEED TO STOP DEVELOPMENT?
A: NO. Farmland Preservation is NOT about stopping development. It
is about BALANCING our economic growth and development while protecting
the economic base of our agricultural industry, and preserving the rural
character of our community. It is PLANNED GROWTH. We need to provide for
homes, industry and agriculture.
Q: HOW CAN WE PRESERVE OR PROTECT OUR FARMLAND AND AGRICULTURAL INDUSTRY?
A: There are many "tools" that we can employ to help preserve and protect
the agricultural industry. Producers can make individual choices such as
changing agricultural enterprises and becoming more efficient in their
farming operations. Another option is to establish a publicly funded Purchase
of Development Rights (PDR) program. Transfer of Development Rights (TDR),
which are private transactions between the developer and the landowner
but require changes in local land use regulations, have also successfully
been used to change the patterns of development.
Q: WHAT IS A PDR PROGRAM?
A: All pieces of the property have a "bundle of rights". For
example an owner may sell the mineral rights but still own and retain the
land. The same concept applies to the development rights. Purchase of Development
Rights (PDR) is a program that allows landowners to sell the right to develop
their land. The landowner may sell off the right to develop the land and
still own and retain the land itself. The rights of development are retired
and held by non-profit organizations or governmental bodies.
Q: WHO PAYS FOR THE DEVELOPMENT RIGHTS?
A: Portage County has an opportunity to participate in a cost sharing
Purchase of Development Rights program with the State of Ohio. Provisions
in HB 3 passed by the 124th General Assembly provided 6.25 million each
year for the next four years to support the PDR program in the state.
Portage County will be required to provide a 25% match to be eligible to
participate in the program. The cost of a PDR program will have to be supported
by residents of the county. The funding for the program is generated in
many ways including donations, sales taxes, real estate transfer taxes,
bond issues, and other public revenue. In almost all cases, the citizens
have to vote favorably for the revenue source before a program is successful.
Q: HOW MUCH DOES THE OWNER GET IF HE SELLS HIS DEVELOPMENT RIGHTS?
A: The land would be appraised based on its agricultural production
potential as well as its value if it were to be sold for development. The
difference between its agricultural production value and the value for
development is considered the development rights value. For example, if
the agricultural production value was $2,000 per acre and the value, if
sold for development, is $6,000 per acre, the development rights value
is $4,000 per acre. In most programs, the landowner receives between 85
and 100 percent of the land's development rights value.
Portage County Task Force Appointment & Report
Former Governor George Voinovich recognizing the importance of protecting
the state's agricultural industry and farmland, in August 1996, established
a Farmland Preservation Task Force made up of a broad representation of
interested parties to study the feasibility of balancing farmland preservation
with development. In August 1997, the Task Force reported its recommendations
to the Governor. Following the recommendations, In September 1998,
a $10,000 grant from the Ohio Department of Development was made available
to each county interested in developing a farmland preservation plan.
On February 4, 1999 the Portage County Commissioners appointed the Portage
County Farmland Task Force to "--oversee and assist in the preparation
of a county wide Farmland Preservation Plan, including development of goals,
objectives, and policies for farmland preservation for the protection of
our county's agricultural land and future economic development, as well
as a physical plan with strategies for implementation".
Before embarking on an effort to select the appropriate growth management
tools for balancing economic growth, maintaining agricultural viability
and maintaining quality of life in the community, it is essential to have
a vision of what the people want the community to look like in the next
five, ten, or even fifty years. The Task Force spent many hours inventorying
the agricultural profile of Portage County before developing goals and
objective fro protection of the county's agricultural land and future economic
development. It is through the dedicated efforts of the members of
the Task Force, coming from diverse backgrounds and who represented many
view and opinions, that this report has been developed. It is because
of the diversity of the members of the Task Force and their willingness
to approach this important task with an open mind that this report reflects
a shared vision of the steps necessary to accomplish the goals outlined.
The following is the plan in which the Task Force designed to
achieve the goal of preserving and maximizing the farm lands of Portage
County. For more information, question, or comments contact Steven
Hudkins Extension Agent, Community Development/ County Chair at hudkins.1@osu.edu
Plan Implementation
Mission
The Mission of the Portage County Farmland Preservation Advisory Board
is to develop recommendations, and strive for their implementation, that
will provide balance between community and , Development as well as the
preservation of farmland so as to ensure the long term economic viability
of agriculture in Portage County.
GOALS
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To successfully enroll eligible farms in the Agricultural Security
Areas for a Purchase of Development Rights( Conservation Easements) program.
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To educate the general public of the recommendations contained in the Farmland
Preservation Plan for Portage County and to advocate for their implementation.
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To educate landowners about options for preserving their land and the recommendations
contained in the Farmland Preservation Plan.
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To develop local and county planning and zoning ordinances that will facilitate
the implementation of the recommendations contained in the Farmland Preservation
Plan.
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To provide recommendations to the County Commissioners for financing recommendations
contained in the Farmland Preservation Plan.
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To have Portage County Farms selected for the state Purchase of Development
Rights (Conservation Easement) program utilizing Issue One funds as outlined
in HB 3.
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To successfully protect farmlands in the areas not designated as Agricultural
Security Areas through the Transfer of Development Rights program.
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To increase the economic viability of agricultural producers through economic
development.
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To encourage growth and development in areas that are best suited to support
it.
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To encourage housing development patters that will minimize the negative
impacts on farmland preservation.
FARMLAND PRESERVATION PLAN
FOR
PORTAGE COUNTY, OHIO
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